Community Link

Housing Authority Rental Subsidy Programs

Written by AACSC
|
31 January 2017

The plight of homelessness in our community is at a crisis level. For those fortunate enough to have access to a rental subsidy like the Housing Choice Voucher (HCV) program, commonly known as Section 8, a permanent housing option is possible. This opportunity only exists when owners are willing to give consideration to low income assisted families. The Housing Authority of the City of Long Beach (HACLB) is federally funded by the U.S. Department of Housing and Urban Development (HUD) to provide rental subsidies for low income families.

With the exception of partner referrals for some programs, all participants must be selected from our waiting list and, once determined financially eligible, they receive their voucher. Families generally pay 30 percent to 40 percent of their adjusted incomes toward rent and the balance is paid by the HACLB. Right now, approximately 500+ families with vouchers are searching for affordable units in our community. Many are at risk of their vouchers expiring because few owners are willing to accept it as a source of payment. Here are some things that our owner community may not know that we hope will encourage participation by the listing of an available rental property.

Can I get a competitive rental rate for my unit?

HUD provides housing authorities Fair Market Rates (FMR) for their service areas. The HACLB uses zip code level FMRs. Because our rental market has experienced significant increases, the HACLB increased its rates three times in calendar year 2016 to more closely align our subsidies to support local market rate trends. At this time, we have a HUD request to increase 2017 numbers again. We anticipate this change to be effective February 1, 2017. Current rates and an explanation of how they relate to contract rent can be found on our website www.haclb.orgIs there a difference in the way an assisted family is managed versus unassisted?

Owners are allowed and expected to screen assisted families just as they would any other prospective tenant. The HACLB screens to ensure that the family’s income does not exceed federal low income limits for our area, the family has no violent criminal and drug related convictions within the past three years, and bans sexual offenders and people convicted of methamphetamine production. Owners can and should have additional screening criteria that does not violate fair housing laws. Rents for assisted families cannot exceed the rate of those that are unassisted but can and should equal fair market rental rates. To determine the family’s ability to pay the contract rent, owners should consider the subsidy as additional income that is paid directly from the HACLB to the owner. For assisted families, owners are required to give a 90-day notice to vacate and tenants are required to give a 60-day notice, both may mutually agree to terminate using different terms and eviction for cause can be pursued at any time.

What are you looking for in the inspection process and how often do they occur?

There is an initial inspection prior to tenant possession and currently an annual inspection. In all (HACLB) inspections, the goal is that supplied appliances and systems are in working order and to ensure the health and safety of the occupants. New HUD regulations allow housing authorities to inspect every other year, which the HACLB will implement effective March 1, 2017. Now and at any time in the future, special inspections may be requested by the owner, tenant and others whenever there is a concern reported to the HACLB.

Will I get help in managing problem tenants?

The HCV and Housing Opportunities for Persons with AIDS (HOPWA) programs do not have a case management component. However, we work with owners to provide advice on program requirements and basic owner/tenant information as well as advising the participant about the consequences of non-compliance that can result in the termination of their rental subsidy. The Veterans Affairs Supportive Housing (VASH) and Shelter Plus Care programs that work in the same way as HCV do have case management support and can follow up with tenants and owners onsite.

For more information on our rental subsidy programs or how to list your available property, please feel free to visit our website www.haclb.org, attend an owner orientation or contact our office by phone 562-570-6153 for further details on how you can maximize your rental business with consistent payments while being a community solution to our affordable housing challenge.